RICS Level 2 Survey in BD20

Our RICS Level 2 Survey covers every accessible part of a property - roof, walls, floors, windows, doors, drainage, and services. In BD20, our surveyors pay particular attention to the issues most common in local housing stock. Gritstone properties, which dominate the pre-1919 terraces in Silsden and the older village cores, are prone to specific defects that cavity wall homes do not share.

Our inspection covers the following elements in detail:

• Roof structure and covering - including stone flags, slate, concrete tiles and ridge condition
• External walls - pointing quality, mortar joints, gritstone weathering, render adhesion
• Damp and moisture - rising damp, penetrating damp, condensation and ventilation
• Floors - both suspended timber and solid ground floors, checking for bounce, rot and settlement
• Windows and external doors - frames, glazing, seals and opening lights
• Internal walls and ceilings - cracking patterns, staining, and indicators of movement
• Drainage - visible inspection of gutters, downpipes, gullies and manhole covers
• Services overview - electrical consumer unit age, boiler and heating system visible condition
• Outbuildings, garages and boundary walls where accessible

Each element receives a condition rating of 1 (no repair needed), 2 (repairs or replacement needed but not urgent), or 3 (urgent repair or further investigation required). Our report is plain English throughout. We explain what we found, why it matters, and what you should do about it.

Two conservation areas fall within the BD20 postcode: Steeton with Eastburn Conservation Area and Silsden Conservation Area. Both cover the historic cores of their respective settlements - stone-built cottages, former mill buildings, farmhouses, and Victorian terraces that represent the industrial and agricultural heritage of the Aire Valley. Buying within a conservation area brings specific responsibilities and restrictions around alterations and repairs.

For listed buildings within BD20, and for properties inside the conservation areas, we recommend a RICS Level 3 Building Survey rather than a Level 2. Listed buildings may have original lime mortar pointing, flag stone floors, sash windows, and traditional roofing materials that require specialist knowledge to assess and appropriate repair methods that differ significantly from modern construction. A Level 2 survey does not cover the depth of investigation these properties typically need.

Our surveyors identify these properties during the quoting process. If you are unsure which survey is right for your BD20 property, call our team and we will advise you based on the address, age, and construction type.

The BD20 area sits on Carboniferous geology - primarily sandstones, shales, and mudstones. Superficial deposits over much of the valley floor consist of glacial till (boulder clay) and alluvium. Clay-rich soils in the valley bottom carry a moderate to high shrink-swell risk, which means they expand when wet and contract when dry. Properties on these soils, particularly those with large or close-growing trees, can develop ground movement that manifests as diagonal cracking at structural openings.

Historically, coal mining took place in parts of West Yorkshire including areas bordering BD20. While active mining has ceased, legacy mine workings beneath or near some properties can present ground stability risks. Our surveyors look for surface indicators of ground movement including uneven floors, misaligned door frames, and progressive cracking patterns. Where coal mining risk is flagged, we recommend commissioning a Coal Authority search through your conveyancer.

Our survey does not include a structural engineering opinion or a specialist mining report, but our visual inspection will highlight any surface evidence of ground movement. This gives you the information to decide whether additional specialist investigation is warranted before committing to purchase.